I recently purchased a duplex for rental purpose and agreed with seller to escrow one of the tenant damage deposit with title company.

If she’s not happy she may not pay rent, keep the place clean, or damage something.

My tenant of 8 years vacated and obviously had allowed the dogs to urinate on the floors, cabinets, carpet, etc causing major damage.

I am going to change the windows but what can I do to prevent that in the future, I did put on the lease if she breaks something, she will be charged but if she denies to be the one doing the damage, legally will I be able to charge her for repairs.

If not the 5 people and 3 dogs will only cause more damage the longer they stay specifically if they are already violating their lease. 

Buyers are often scared that they will "waste" money on inspections: $300 to $500 for a physical inspection maybe another $200 for a foundation inspection.. etc but that is the cost of doing business...

Regarding insurance: yes, the HOA carries insurance, but that's just for the common areas, outside damage, etc.

Especially this time of year, most people are not watching the auctions, or going to the physical ones.

I’m running into and issue, during inspection we found some water damage to a portion of the subfloor and joist under the kitchen sink.

I say the damage is already done, let it ride!